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Real Estate Calculator

Property returns: cap rate, cash-on-cash, equity and total profit.

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The purchase

Income and running costs

The hold and the exit

YearNOICash flowValueEquity

Total profit on sale

—

Cap rate—
Cash-on-cash (year 1)—
Annualized return—
Net operating income—
Cash invested—
Cash flow over hold—
Sale price—
Net sale proceeds—

Quick Tool Overview

The Real Estate Calculator analyses a property deal end to end: purchase and financing costs, net operating income, cap rate, cash-on-cash return, annual cash flow, and the total profit when you eventually sell, including the cost of selling.

What it does
Calculates the return metrics on a property investment
You give it
Purchase, financing, rent, expenses and a holding period
You get back
NOI, cap rate, cash-on-cash return, cash flow and total profit
Best for
Comparing property deals on the same basis
Calculators Free, unlimited use No sign-up Runs in your browser

About the Real Estate Calculator

Enter the purchase price, financing, rent and operating costs to get the metrics property investors actually compare deals on: net operating income, capitalisation rate, cash-on-cash return, annual cash flow and the total profit over a holding period.

The distinction that catches people out is between cap rate and cash-on-cash return. Cap rate measures the property, ignoring how you paid for it, and is the right tool for comparing two buildings. Cash-on-cash measures your money, after financing, and is the right tool for comparing this deal against putting the same cash somewhere else. A property can look strong on one and weak on the other, so the calculator reports both alongside the total profit on sale.

Key features of the Real Estate Calculator

Cap rate and cash-on-cash

One measures the property and one measures your money; a deal can look strong on one and weak on the other.

Net operating income isolated

NOI excludes financing, which is what makes it comparable across differently funded deals.

Exit modelled

Appreciation, selling costs and the remaining loan balance are all included in the profit on sale.

Appreciation kept separate

Forecast growth is reported apart from calculated cash flow, so a bet cannot masquerade as an investment.

Renovation budget included

Purchase price plus closing costs plus rehab is the real basis your return is measured against.

How to use the Real Estate Calculator

  1. 1

    Enter the purchase

    Price, closing costs, any renovation budget, and the down payment and loan terms.

  2. 2

    Enter income and expenses

    Gross rent, vacancy allowance, tax, insurance, management, maintenance and any HOA dues.

  3. 3

    Set the holding assumptions

    Rent growth, appreciation, the years you will hold and the cost of selling.

  4. 4

    Compare the return metrics

    Cap rate for the property, cash-on-cash for your money, total profit for the whole hold.

Frequently asked questions

It varies by market and asset quality far more than by any universal number. Low cap rates usually mean expensive, low-risk locations; high ones mean cheaper markets or more risk. Compare against local sales, not a national benchmark.

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